**Document:** Officer Planning Report
**Application:** 09/02119/C — Change of use of shop unit to office accommodation
**Decision:** Permitted
**Decision Date:** 2010-02-23
**Parish:** Lezayre
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/64312-lezayre-24-west-change-of-use/documents/1394078

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# Officer Planning Report

**Application No.:** 09/02119/C
**Applicant:** Mr Michael Norton Bell
**Proposal:** Change of use of shop unit to office accommodation
**Site Address:** West Quay Ramsey Isle Of Man IM8 1DL ### Considerations Case Officer : Mr Gary Barr
**Site Visit:** 15.02.2010
**Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Note: This proposal will not generate a significant increase in vehicular traffic of on road parking. Consultee : Clerk To The Commissioners Notes: No objection Consultee : Mr P S Harrison Notes: Comments received

### Officer's Report

### The Site

The application site represents the curtilage of 24 West Quay which is a north facing building which overlooks the Sulby River in central Ramsey.

### The Proposal

The proposed planning application is seeking approval for the change of use of a shop unit into office accommodation. There would be minor internal alterations and no external alterations.

### Planning Status

The application site is located within an area of "Mixed Use - Town Centre" under the Ramsey South Local Plan adopted by Tynwald in 1998. Within the adopted Isle of Man Strategic Plan, General Policy 2 is considered relevant and states:

"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
- (a) is in accordance with the design brief in the Area Plan where there is such a brief;
- (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
- (c) does not affect adversely the character of the surrounding landscape or townscape;
- (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
- (e) does not affect adversely public views of the sea;
- (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
- (g) does not affect adversely the amenity of local residents or the character of the locality;
- (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
- (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
- (j) can be provided with all necessary services;
- (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
- (I) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
- (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
- (n) is designed having due regard to best practice in reducing energy consumption."

## Planning History

The following previous planning applications should be considered in the assessment of this current planning application:

PA 05/01858/B - Demolish existing shop and flat over and erection of replacement dwelling Permitted

PA 08/02342/B - Conversion of existing shop into a residential dwelling - Permitted PA 09/01342/B - Material change of two approved windows from timber to white uPVC - Permitted

### Representations

The Ramsey Commissioners have no objection with the proposed development. The Department of Transport Highways Division do not oppose - has no traffic management, parking or road safety implications. It has been noted that this proposal will not generate a significant increase in vehicular traffic or on road parking.

The Department of Transport Drainage Division has no objection with the proposal subject that the proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys (including CCTV) are to be carried out at the developer's expense. In accordance with the Sewerage Act 1999, a communication fee will be payable to the Department of Transport in respect of this property being connected (directly or indirectly) to the public drainage system. There must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s).

## Assessment

The land use zoning for this area of Ramsey is designated as Mixed Use and the proposed change of use would be in-keeping with this use, and with the site previously used as retailing and with the site surrounded by a number of mixed uses (tourist, office and residential accommodation, public houses, various retail and fast food outlets etc), the principle for the development would be compatible with its surrounding uses and is considered acceptable. As such, it is considered that the siting of the proposed office accommodation within Ramsey Town Centre is where you would expect one to be, and with the area commercial in nature, the proposed use appears to be reasonable due to the surrounding uses and would not be detrimental to the amenities of the adjacent buildings and the town centre.

With no external alterations to the dwelling, it is judged that the character of the property and the townscape would not be adversely affected by the proposed development. Furthermore, the proposed change of use would not have an adverse impact on the car parking issue in the locality, which is further supported by the Highway Divisions comments.

### Recommendation

For the reasons stated above, it is recommended that this planning application should be permitted.

### Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Ramsey Commissioners The Department of Transport Highways Division The Department of Transport Drainage Division

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 22.02.2010

### Conditions and Notes for Approval / Reasons and Notes for Refusal

### C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> O : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted Drawing SM09/210/1 received on 31st December, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date :
Signed :
Senior Planning Officer

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/64312-lezayre-24-west-change-of-use/documents/1394078*